Resolution 4093 - Preliminary Plat - Gateway Orchard Villas590
RESOLUTION NO. 4093
A RESOLUTION CONDITIONALLY APPROVING THE AMENDED PRELIMINARY PLAT
OF THE SUBDIVISION OF TRACT NUMBER 5 IN THE SE 1/4 NE 1/4 OF
SECTION 12, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA.
WHEREAS, Frank Strickland, the owner of certain real property
described as Tract Number 5 in the SE 1/4 NE 1/4 of Section 12,
T28N, R22W, p.M.M., Flathead County, Montana, has petitioned for
the approval of the Subdivision Plat of said property; and
WHEREAS, the proposed Subdivision Plat of said property is
subject to the provisions of Section 2.7 (Summary Subdivision
Review), Subdivision Regulations of the City of Kalispell, and
WHEREAS, the Flathead Regional Development Office has reviewed
the proposed subdivision and made a report to the City Council of
the City of Kalispell, said report considering and weighing all
public interest criterion set forth in Section 2.2(F)(3),
Subdivision Regulations of the City of Kalispell, and
WHEREAS, the City Council of the City of Kalispell has
reviewed the report of the Flathead Regional Development Office and
has found from the preliminary plat, and evidence, that the
subdivision is in the public interest, and
WHEREAS, the City Council has based its public interest
findings upon the following findings of fact:
A. EFFECTS ON PUBLIC HEALTH AND SAFETY:
The effects and/or impacts of 19 multi -family lots at
this location is expected to be minimal relative to
public health and safety. This subdivision will be
within the jurisdiction of the Kalispell Police and Fire
departments. Emergency medical support is located nearby
at Kalispell Regional Hospital. The proposed lots are on
property well -suited to accommodate residential
development. Access to the site is available via
Glenwood Drive to the north and either Two Mile Drive or
Yellowstone to Hawthorn on the south.
B. EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
The subject property lies in an area which is completely
encircled by residential urban scale development. There
is no residential wildlife habitat of significant value
remaining on the site.
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C. EFFECTS ON THE NATURAL ENVIRONMENT:
The proposed subdivision should have minimal impacts on
the natural environment. The site exhibits no unusual
topographic features, nor are there critical plant
communities present. None of the site lies within the
100-year floodplain. Storm water drainage is a major
concern however the applicant will improve the situation
by installing an underground storm sewer pipe which will
eliminate an open county drainage ditch which traverses
the east side of the property.
D. EFFECTS ON TAXATION:
According to figures obtained from the County Appraiser's
office, the unimproved value of the subject property is
$37,824. Taxes paid on this site are currently
approximately $675 per year. It is estimated that
following subdivision, the individual lots will have an
average value of approximately $15,000 and generate $266
per lot in taxes. Assuming each lot is developed with a
four-plex valued at $320,000, the project will contribute
$113,000 per year in property taxes at full build out.
E. EFFECTS ON LOCAL SERVICES:
In evaluating effects a wide disparity in density is
considered based on both a minimum density of 19 single
family units vs. a maximum of 88 multi -family units if 4-
6 plex units are built as allowed by the zone.
Realistically, a number somewhere in between will occur.
1. Schools:
Based on the county -wide average of 0.4 children of
school age per household, development of 19-88 multi
family housing units is likely to contribute 8-35 school
age children to the Kalispell School System. A letter
has been received from the Kalispell School District
stating that this project will continue to impact the
over capacity class room situation. In addition, because
the development is less than three miles from schools,
bussing will not be provided. Pedestrian access to
schools is important.
2. Fire Protection:
The subdivision will be served
Department. The Department has
relative to subdivision design
adequately serve the development.
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by the Kalispell Fire
no expressed concerns
or its ability to
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3. Police Protection:
The Kalispell Police Department can adequately serve the
additional 19 lots. No additional manpower or equipment
will be necessary.
4.goads:
The subject property has two accesses that should serve
to separate traffic north -south. The Glenwood north
access is readily accessible and the Two Mile or
alternative Yellowstone -Hawthorn Drive access are
suitable as well. The estimated 190 to 880 average daily
trips which this subdivision will generate is certain to
impact traffic on Two Mile Drive, a substandard arterial.
The Glenwood Drive north access point which directs
traffic up to Liberty and over to Meridian will relieve
some of this pressure however, it will also begin to
strain this intersection.
Note that the plat of Alternate B shows Yellowstone
Street as a 40 foot right-of-way. This design is
adequate for Peach, Pear and Plum Court as they are short
street extensions with no opportunity for expansion.
However, Yellowstone, if developed, will serve as a much
higher capacity local street and the 60 foot minimum
right-of-way as per City Standard is warranted.
5. Water/Sewer:
City of Kalispell water and sewer service is available
with the cost of extension to be the sole responsibility
of the developer.
6. Public Health Services:
Existing medical facilities in Kalispell will be able to
accommodate the medical needs and emergencies of the
residents of this subdivision.
7. Parks:
The applicant is proposing a .313 acre homeowners park.
It has no utilitarian purpose. It is accessible only by
lot 19. The tract is an odd left over piece of land
whose greatest function is as a road easement to the
private lot described as COS #10245 which is outside of
this development. The applicants acknowledge this and
state that cash in lieu of parkland (1/9 of the
undeveloped market value of the land proposed for lots)
will be used to address the parkland dedication
requirements of this site. The applicants submitted a
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value of $37,824 for the 8.3 acre tract. The County
Appraisal Office lists this value as well. However, the
appraisal office states the true market value is closer
to $120,000 to $150,000. The property is presently
advertised for sale at $159,500. Staff did ask the
applicant's representative to submit a realistic price
for the property. The applicant has an unrecorded
contract on this property at this time. Submission of
the sale price would be suitable determination of the
market value. If $37,824 is used, cash donation would be
$3,270. If $159,500 is used the cash donation would be
$13,800.
F. EFFECTS ON AGRICULTURE:
The proposed subdivision will have no direct or indirect
impacts on agricultural activities.
G. EXPRESSED PUBLIC OPINION:
Property owners within 150 feet of the property have been
notified of the application for preliminary plat. To
date, no one has expressed a comment on the proposed
subdivision.
H. NEED FOR SUBDIVISION:
The applicant has indicated that a substantial need
exists for affordable townhouse development lots for
entry level families. In addition, a substantial need
exists for rental housing as well.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF KALISPELL, MONTANA:
SECTION I. That the application of Frank Strickland for
approval of the subdivision of the property described as
Tract Number 5 in the SE 1/4 NE 1/4 of Section 12, T28N,
R22W, P.M.M., Flathead County, Montana, is hereby
approved subject to the following conditions:
1. That the subdivision gain approval to file plat from
the State Department of Health and Environmental
Sciences.
2. All water lines, sewer mains and storm sewer lines
shall be built according to plans and specifications
approved by the City of Kalispell Public Works
Department. All water and sewer main extensions onto
private property shall be placed within suitable
easements.
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3. That the final plat be substantially in accord with
the "Preliminary Plat of Gateway Orchard Villas"
utilizing Alternative A Design dated January, 1993.
4. The construction of all streets, curb, gutter,
sidewalks and street tree planting shall be done in
compliance with City of Kalispell standards and approved
by the City's Public Works Department.
5. The applicant shall install street lighting in
accordance with City standards with approval of the
Public Works Director.
6. All utilities shall be installed underground.
7. That the owner shall pay to the City a cash -in -lieu
of parkland payment equal to 1/9 of the undeveloped
market value of that portion of the site proposed to be
developed into lots (6.5 Acres): The market value shall
be substantiated by submission of the sales contract
showing the sales price paid negotiated by the applicant.
g. A storm water drainage plan prepared by a licensed
engineer shall be submitted to and approved by the City's
Public Works Department.
9. Placement of fire hydrants shall be approved by the
City of Kalispell Fire Department.
10. Placement of solid waste trash receptacles shall be
done in accordance to a plan approved by the Public Works
Director.
11. The subdivision may include either apartment,
townhouse or condominium development and it can be built
in phases; however, each phase shall be designed to
function entirely on its own should future phases not be
developed.
SECTION II. The classification of said premises under
the Kalispell Zoning ordinance shall not be changed by
the action.
SECTION III. That this preliminary plat should be
effective for a period of one year following passage of
this Resolution.
SECTION IV. That upon proper review and filing.of the
final plat of said subdivision in the office of the
Flathead County Clerk & Recorder, said premises shall be
a subdivision of the City of Kalispell.
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PASSED AND APPROVED BY THE CITY COUNCIL .AND MAYOR OF THE CITY OF
KALISPELL THIS 15th DAY OF March i 1993
"-.laa%!-;.Rauthe,
ATTEST:
CIL
Amy H. Robortson
Finance Director
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